2400636PP - Site At Glebe Road Beith North Ayrshire
North Ayrshire Council · 19 March 2025
Back to Planning Committee — 19 March 2025 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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NORTH AYRSHIRE COUNCIL 19th March 2025 Planning Committee Locality Garnock Valley Reference 24/00636/PP Application Registered 16th August 2024 Decision Due 16th October 2024 Ward Kilbirnie And Beith Recommendation Approved subject to Conditions __________________________________________________________________ Location Site At Glebe Road Beith North Ayrshire Applicant Miller Homes Proposal Erection of 44 dwelling houses to include associated roads, footpaths, parking, landscaping and SuDS infrastructure ___________________________________________________________________ 1. Description Planning permission is sought for the erection of 44 dwelling houses to include associated roads, footpaths, parking, landscaping and SuDS infrastructure at the site at Glebe Road in Beith (also known as the Manse Field). The site has a total area of approx. 2.8 hectares, although this exceeds the area of the proposed housing, roads and SuDS detention basin (1.95 hectares). The site presently consists of grassland with a belt of trees lining the eastern boundary. There are additional groups of trees located around the perimeter of the site. To the east of the site is Beith Primary School and residential properties at Barrmill Road. To the north is a bowling club, residential properties at Boghead, a commercial building, and a small area of woodland. To the west of the site there are residential properties, and a convenience store/post office located on Eglinton Street. There are residential properties between the south of the site and Glebe Road in addition to an area of woodland that is protected by Beith No. 2 Tree Preservation Order (TPO). The proposed development would have a single point of vehicular access from Glebe Road to the south of the site. There is an existing gated pedestrian access to the north of the site
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providing access to Boghead. A footpath link is proposed from the residential development to retain this existing access. The site layout would primarily take the form of a loop or circular road with the proposed housing positioned around the edge of the site facing inwards and a group of houses positioned within the centre of the loop facing outwards. There would be 3 no. additional smaller off-shoot cul-de-sacs providing access to 2 no. houses each. All houses within the development would have two storeys. A total of 7 house designs (or 'types') are proposed. In all cases a handed design is also proposed. Most houses would be detached and would have either 4 or 5 bedrooms. At the request of the case officer, 6 no. smaller 3-bedroom semi-detached houses were introduced to the development in place of 6 no. detached houses. The houses would either have a hipped or gabled roof profile with front facing gable sections. All would have integral garages and bay window features to the front except for the 'Asterwood' (semi-detached) and the 'Langford' which would have a detached garage. The 'Hazelford' design would also have a Juliet balcony feature to the front. The proposed external finishes would consist of a combination of white and 'Tuscan' render to the external walls. All roofs would be finished with grey concrete roof tiles, with contrasting rainwater goods. All homes would have mono-block driveways. Solar PV panels would be provided on all roofs. Front gardens would be open plan with rear gardens enclosed with 1.8m high timber fence along the rear boundaries and 0.9m high timber fencing between the house plots. The development would provide a scheme of landscaping throughout the site consisting of the planting of trees, areas of grass and hedgerows. The sloping grass bank to the east of the site and at the southern edge of the site would be retained. There would be a landscaped buffer area created at the boundary with the category B listed building at 1 Glebe Road (The Old Manse). A SuDS detention basin would be provided to the south of the site, adjacent to the new access from Glebe Road. Surface water from the development, once attenuated and treated by the detention basin, would drain to a proposed surface water sewer under Glebe Road (note: the proposed surface water sewer is not within the scope of the planning application, and would be a matter for Scottish Water to consider under their powers). The following supporting information was submitted with the application: - Design and Access Statement (non-statutory) - Planning Statement - Ecology Assessment - Tree Survey - Energy Statement - Aerial Tree Survey (submitted February 2025) - Socio-economic Benefits of Development Statement - Desk Study Report - Factoring Statement In terms of the Adopted Local Development Plan (LDP), the application site is located within the General Urban Area of Beith. The relevant policies of the LDP to the proposed development are listed below: - The Towns and Villages Objective of Strategic Policy 1: Spatial Strategy
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- Strategic Policy 2 (Placemaking) - Policy 1: New Homes and Maintaining an Effective Housing Land Supply - Policy 16: Protection of our Designated Sites - Policy 18: Forestry, Woodland, Trees and Hedgerows - Policy 22: Water Environment Quality - Policy 23: Flood Risk Management - Policy 27: Sustainable Transport and Active Travel National Planning Framework 4 (NPF4) is also relevant to the consideration of the application as this is part of the development plan. 2. Consultations and Representations Neighbour notification was undertaken in accordance with statutory procedures, which involved letters being sent to all addresses within 20m of the site. The application was also advertised in a local newspaper, the Ardrossan & Saltcoats Herald. Following the submission of revised drawings in November 2024, all neighbours within 20m of the site and all previous contributors to the application were re-notified of the changes and the application was re-advertised in the Ardrossan & Saltcoats Herald. A total of 61 representations were received. These consisted of 47 objections, 12 in support, and 2 neutral comments. Other comments were made by the RSPB. 588 proforma objection letters were also received as a single submission. The matters raised are summarised and addressed below. In support 1. The site is in a central location within Beith with direct access to Beith Primary School. Response: The merits of the site in terms of the spatial strategy policies of the development plan and other material considerations are discussed in the Analysis section below. 2. There is a need for houses in Beith, especially larger 4 bedroom plus houses for families. Response: The merits of the proposed housing are considered in the Analysis section below. 3. The proposed houses would be a boost for local businesses not only from the 44 new households but also during construction. Response: Noted. See consideration of town centre and local living policies of the development plan in the Analysis section below. 4. The proposal would increase the population of Beith and the demand for improved amenities and services.
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Response: It is noted that the population of Beith has declined in recent decades. It is considered that the proposed housing could assist in stabilising or increasing the population of the town. In objection 1. Concerns have been raised about the ecology of the application site. There have been protected species such as bats and newts observed within and around the site. The submitted preliminary ecological appraisal reports that the site contains habitats that could support protected species, but no further survey has been submitted to establish the presence of bats. Response: As noted, a preliminary ecological appraisal (PEA) was submitted with the application. In line with a range of other recommendations and measures for biodiversity enhancements for the site, it recommended the undertaking of a further survey to establish the presence of bats on the site. An Aerial Tree Survey was subsequently submitted in February 2025. No field signs of bats were found in any of the trees during the survey. However, a further range of recommendations were made for the works and pre-works stage. The recommendations made in both the PEA and Aerial Tree Survey could be secured by condition to any planning consent granted. The Analysis section addresses the relevant biodiversity and nature policies. 2. Concerns have been raised about the road safety and transport implications of the proposed development. It is noted that Glebe Road is already busy with traffic and current road speeds are a concern. The proposed development would increase traffic on Glebe Road and would have an adverse impact on traffic and pedestrian movements for Beith Primary School located to the east of the site. Response: See consultation with NAC Active Travel and Transport (Roads) below. The applicant has conducted a speed survey on Glebe Road and following discussion with the Council's Roads section has agreed to install speed cushions on Glebe Road to reduce traffic speeds. Further details could be secured through a planning condition, with implementation through the roads construction consent process. It is not considered that the proposed development would have a significant impact on the traffic movements for Beith Primary School. The site is located immediately to the west of the school. As such, it is not expected that significant additional traffic would be generated given the short walking distance to the school. 3. Concerns have been raised about the loss of open space currently provided by the application site. It is noted that the site is used regularly for dog walking, children's play, sledging in winter, among other recreational activities, and that there is a public right of way across the site. It has been historically used as the site for the annual Beith cattle show and more recently the Garnock Valley Carves event. Other open spaces are too far away and/or require crossing the bypass. The site is not allocated for housing in the LDP. An alternative site on the outskirts of the town would be better suited to this development. Response: The application site is not allocated as open space within the LDP. It is located within the General Urban Area of Beith within which proposed residential development is supported in principle. In terms of other areas of open space, Bellsdale Park and Orr's Trust Public Park are located within the settlement of Beith, close to the town centre, and are
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allocated as open space in terms of the LDP. Furthermore, there are further areas of protected open space at Geilsland Estate and Spier's Old School Grounds to the east of Beith. While these areas do require crossing the A737 bypass, it is noted that Transport Scotland plans to make improvements to the A737 at Beith including the installation of a dedicated footbridge to provide safe crossing for pedestrians and cyclists. Furthermore, at the request of the case officer, the applicant agreed to increase areas of open space within the site including retaining access to the informal path over the hill to the east of the site for dog walkers and other users. As noted above, the site would be accessible from both the Boghead and Glebe Road. 4. Concerns regarding the flood risk and drainage arrangements for the site. Response: The site is not shown to be at risk of river or coastal flooding based on the SEPA Future Flood Maps. However, some surface water flooding risk is identified. Following discussions with the Council's Flooding Team, the applicant has agreed to take the proposed surface water sewer pipe to the open channel of the Mains Burn at the edge of the town, where it would drain into Kilbirnie Loch. See consultation with NAC Flooding below. 5. Concerns that the application has been processed incorrectly as a local application rather than a major application. The developable area exceeds 2 hectares and therefore constitutes a major application. The pre application consultation (PAC) procedure required for major applications has not been undertaken by the applicant. Furthermore, a full Biodiversity Impact report as required for major applications in terms of NPF4 Policy 3 has not been submitted. Response: The application has been processed correctly as a local application. The proposed development is for less than 50 units and the developable area does not exceed 2 hectares. Along with the updated site layout, a plan showing the developable area was submitted in December 2024 clearly showing that the developable area (consisting of the housing units, roads, and SuDS basin) would be 1.95ha. As such, the application is a "local" application, and no PAC was required prior to the submission of the application. 6. There is no need or demand for large 4/5-bedroom houses in Beith. Planning permission was recently granted for 191 houses on Kings Road (ref. 23/00838/PPM). The proposed houses would not be affordable for residents of Beith. Planning permission (ref. 21/01100/PP) was granted for 9 houses on the opposite side of Glebe Road. This permission has not been implemented. Concerns have been raised that the site could be left as an abandoned construction site. Response: There is no development plan policy requirement to demonstrate 'need' for a particular size of house. It is noted that the original application consisted of only larger sized 4/5-bedroom houses. However, at the request of the case officer, the applicant agreed to introduce 6 no. smaller semi-detached units to the proposed layout to improve the mix of house types. In terms of the perceived lack of demand for large 4/5-bedroom houses in Beith, it is noted that comments highlighting a demand for larger houses of this type have also been received in response to the application.
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In terms of other planning permissions for residential development in Beith, each application requires to be considered on their merits. The merits of the application are considered in terms of the relevant planning polices below. 7. Concerns have been raised about the potential impact of the proposed development on the availability of local amenities and facilities in Beith such as the health centre/GP surgery and dentist, and school and nursery places for children. There are concerns that the existing community cannot support the additional population that the proposed housing could bring to the town. Furthermore, it is noted that there are many empty units on Main Street and there are concerns that there could be insufficient shops and leisure facilities in the area for the new housing and residents. Response: The LDP highlights that the forecasted decline and ageing of North Ayrshire's population is a key issue which affects the area and that building new homes is an important response to counter the serious challenges this poses. The estimated population of the Garnock Valley in 2016 was 20,128 and the under 18 population had fallen by over 11% since the 2011 census. The population of Beith has declined by approximately 0.67% annually between the 2011 and 2022 census. A falling and ageing population tends to be associated with a decline in local service provision, less demand for education and youth services and fewer local employment opportunities. Additionally, an ageing population typically results in increased demand for health and social care services. In terms of education impacts, see consultation response from NAC Education, below. The current sufficiency calculations show that no issues with capacity are projected from this development of 44 homes. The application site is located within the General Urban Area of Beith in terms of the LDP within which new residential development is accepted in principle. The determination of a planning application for a proposed housing development within the General Urban Area is not contingent on the availability or recruitment of staff to provide health and social services: the staffing of these services is not a land use planning matter and is outwith the control of the Council as planning authority. Accordingly, little or no weight should be attached to these issues in the decision-making process given that the principle of the proposed development within the General Urban Area is accepted as part of a strategic planning policy which seeks to address the declining population of North Ayrshire. In terms of the points raised about insufficient shops and leisure facilities for the new housing in the area, this is not agreed. The proposed housing would be near Beith town centre and a short walking/cycling distance from the main shopping and business areas in the town. Furthermore, there are recreational opportunities available at Bellsdale Park, Beith Bowling Club, and Orr's Trust Public Park, all within a short walking/cycling distance of the site, as noted above. 8. Concerns have been raised about potential adverse impacts to the surrounding area in terms of noise, light, dust during construction. There are concerns about the hours of construction and the impact on the road.
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Response: A construction environmental management plan could be attached as a condition of planning permission. See also Consultation response from Environmental Health, below. The section has made observations about the permitted construction hours. 9. Concerns have been raised about the correct ownership of the land. There are concerns that not all landowners were notified of the application. Response: To comply with statutory procedures, the applicant was required to give notice to any person (other than the applicant) who at the beginning of the prescribed period is the owner of any land to which the application relates. The applicant was also required to issue a certificate stating that above had been done. A land ownership certificate was submitted as part of the application form accordingly. 10. Concerns have been raised about the potential impact of the proposed development on the category B listed building at 1 Glebe Road. Response: There is considered adequate spacing between the proposed housing and the listed building to ensure that there would be no adverse impact on its character or appearance or its setting. 11. There are concerns that the proposed development would have an adverse impact on the house prices of houses in the area. Response: This is not a material planning consideration. 12. No developer contributions are proposed. Response: No developer contributions are required in this case. 13. Concerns raised about the archaeological interest in the site and the potential impact to archaeological remains under the site. Response: See consultation with West of Scotland Archaeological Service (WoSAS) below. A condition could be added if planning permission is granted to address potential archaeological interest in the site. 14. Concerns have been raised about the submitted Planning Statement by the applicant. There are concerns that the Planning Statement contains inaccuracies in terms of the commentary made on the highlighted policies of the development plan (the LDP and NPF4). Response: The proposed development is considered in terms of the relevant policies of the development plan in the Analysis section below. 15. There are concerns about the revised drawings submitted in November 2024 with regards to the site levels. The revised layout would appear to involve substantial earthworks and land forming to establish new levels. No cross sections through the site have been provided to illustrate the extent of ground modelling that will be involved to construct the proposed development.
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Response: A revised site levels drawing to the reflect the updated proposed site layout was submitted in January 2025. 16. There are concerns that the neighbour notification process was not undertaken correctly. Response: As noted above, neighbour notification was undertaken for the application in accordance with statutory procedures, which involved letters being sent to all addresses within 20m of the site. The application was also advertised in a local newspaper, the Ardrossan & Saltcoats Herald. Following the submission of revised drawings in November 2024, all neighbours within 20m of the site and all previous contributors were re-notified of the changes and the application was re-advertised in the Ardrossan & Saltcoats Herald. 17. Concerns have been raised about the loss of trees as part of the proposed development. Response: The impact on the existing trees within the site is considered in the Analysis section below. 18. Concerns have been raised that the proposed houses do not meet the current building regulations and therefore do not accord with the climate policies of the development that seek to reduce emissions. Response: The building regulations and associated building warrant application for the development are separate matters under other legislation. The planning application requires to be considered on its planning merits independently of any other statutes. The relevant climate polices of the development plan are considered below. Neutral comments 1. The height and type of any replacement fencing along the boundary between the site and the access road to 1, 3, 5 and 7 Glebe Road is not clear. Response: The proposed fencing layout does not highlight any change to this existing boundary treatment. Other comments RSPB - requests that measures are taken to ensure swift nest bricks are incorporated into the proposed as a biodiversity enhancement. It is recommended that a minimum of 176 swift nesting bricks (4 swift nesting bricks per property, avoiding the south elevation) are secured by condition to any planning consent. Response: See the consideration of the biodiversity and nature policies below. Bird boxes are proposed within the groups of trees around the perimeter of the site. The submitted Planning Statement also states that a swift or bird nesting brick would be incorporated into every new home built to have a positive impact on wildlife. This could be secured through condition if planning permission is granted. Consultations:
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Beith & District Community Council (BDCC) - no objection. Noted that this area is used as a community green space for play, dog walkers, the farmers annual Cattle Show and annual Garnock Valley Carves Event. Despite no objection, a range of concerns were raised from community members. Response: Noted. Most of the concerns raised by BDCC have either been addressed earlier in this report or are considered in the Analysis section below. Some concerns are outwith the scope of the current application or are not material planning considerations. NAC Active Travel and Transport (Roads) - concerns regarding sections of streets within the development where vehicle speeds may exceed 20mph. Modifications to the development required, particularly at site entrance, to ensure the design naturally encourages vehicles to maintain speeds below 20mph without relying solely on "add-on" traffic calming measures. Currently, the design lacks a street hierarchy, as the same road type is used throughout the entire development. The infrastructure should be appropriately aligned with the expected traffic volume on each street. Additionally, a speed survey on Glebe Road is necessary to determine if any speed reduction measures are needed. ATT also request confirmation on whether the non-adopted footpath will be included as part of the development. Response: Following the submission of the revised layout in December, the applicant also provided the findings of the speed survey as requested. Following discussions with the Council's Roads section, the applicant proposed speed cushions on Glebe Road. In principle, Roads have no objections to the proposed speed cushions, subject to detailed designs being carried out. A condition could be added to any consent to secure the final details of the proposed speed cushions. Their implementation would be addressed as part of the road construction consent process. NAC Biodiversity Officer - No steps have been taken to "establish (bats) presence" via a protected species survey or include one, as recommended by the ecological report, as part of the planning application. As such the potential impacts of the development proposal on legally protected species has not been fully considered prior to the determination of the planning application. This does not provide the level of information or detail, required by law, for North Ayrshire Council, as the planning authority to determine this application with regards to protected species. Response: A further Aerial Tree Survey was submitted by the applicant in February 2025. No field signs of bats were found in any of the trees during the survey. However, a range of recommendations are made for during the works and pre-works stage. The recommendations made in both the PEA and Aerial Tree Survey could be secured by condition to any planning consent granted. See the Analysis section for commentary on the relevant biodiversity and nature policies. NAC Education - the development lies within the catchment area for Garnock Academy/Beith Primary School and St Matthew's Academy/St Bridget's Primary School. The current sufficiency calculations show that no issues with capacity are projected from this development of 44 homes. Response: Noted.
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NAC Environmental Health - no objections to the development subject to recommended conditions relating to a further site investigation and risk assessment of the site, site materials, local air quality, and the submission of a Dust Management Plan. Other observations are made relating to Environmental Health matters. Response: Conditions relating to the above raised matters could be added to any consent granted. NAC Flooding Officer - concerns about the drainage proposals because the proposed surface water sewer that would serve the site would discharge to a private drain. Advised to pursue an alternative acceptable proposal given that no information was provided about the existing performance of the drain about how the future performance and maintenance of the drain would be secured in perpetuity. Response: A revised drainage layout was submitted in January 2025 showing the proposed construction of an off-site surface water sewer. NAC Flooding welcomed this, but it was advised that this sewer should extend all the way to the open channel of the Mains Burn on the edge of the built-up area. The applicant has agreed to this arrangement and has submitted revised drainage layout drawings accordingly. Scottish Water - no objection. The applicant should be aware that this does not confirm that the proposed development can currently be serviced. Further information is provided for the applicant about water and wastewater capacity, and surface water. It is noted that there is live infrastructure in the proximity of the development area that may impact on existing Scottish Water assets (150mm combined and 250mm combined sewer within the site boundary). The applicant must identify any potential conflicts with Scottish Water assets and contact the Asset Impact Team for an appraisal of the proposals. Response: Noted. An informative could be added if planning permission is granted instructing the applicant to contact Scottish Water for further discussions on the points raised. Scottish Water has the statutory responsibility for connections to the public water supply and waste water infrastructure, as well as the protection of existing assets. West of Scotland Archaeological Service (WoSAS) - The application site lies within an area of some archaeological potential based on the presence of recorded sites in the surrounding landscape. A condition is recommended to require investigation of potential archaeology below the site in the form of a written scheme of investigation followed by a programme of archaeological works prior to the initial stages of groundworks. Response: Noted. A condition could be attached to investigate the matter as per the recommendation of WoSAS. 3. Analysis When making any determination under the Planning Acts, it is the statutory duty of the planning authority to make the determination in accordance with the development plan, unless material considerations indicate otherwise. Together, the Council's Adopted Local Development Plan (LDP) and National Planning Framework 4 (NPF4) form the development plan. The relevant policies are considered below.
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NPF4 Policy 1 (Tackling the climate and nature crises) and NPF4 Policy 2 (Climate mitigation and adaption) Key to the assessment of the application are Policy 1 and Policy 2 of NPF4. Policy 1 states that when considering all development proposals significant weight will be given to the global climate and nature crises. Policy 2 requires the following: a) Development proposals will be sited and designed to minimise lifecycle greenhouse gas emissions as far as possible. b) Development proposals will be sited and designed to adapt to current and future risks from climate change. c) Development proposals to retrofit measures to existing developments that reduce emissions or support adaptation to climate change will be supported. The site is not shown to be at risk of river or coastal flooding based on the SEPA Future Flood Maps. However, some surface water flooding risk is identified. The drainage and surface water issues are considered in the analysis of LDP Policy 23 (Flood Risk Management) and NPF4 Policy 22 (Flood risk and water management) below. As noted earlier, the site primarily consists of a grassed area of land with a belt of trees lining the eastern boundary and additional groups of trees located around the perimeter of the site within the settlement of Beith. The proposed development would retain most of the trees within and around the site. Furthermore, tree and shrub planting is proposed to maximise biodiversity. The nature and biodiversity aspects of the proposed development are considered fully in the analysis of the relevant policies below. The siting and design of the proposed development will be discussed throughout the analysis of the relevant policies of the development. Where relevant, the implications of the siting and design in terms of greenhouse gas emissions and climate change will be highlighted. The applicant has stated that the overriding purpose of the application is to provide housing that is proximate and available to employment locations, schools, public transport connections, shops and other facilities in Beith. Beyond that, the buildings proposed have been specifically designed to be energy efficient. Furthermore, electric vehicle charging infrastructure is proposed in line with current Building Standards requirements. LDP Strategic Policy: Spatial Strategy (Towns and Villages Objective), LDP Policy 1: New Homes and Maintaining an Effective Housing Land Supply and NPF4 Policy 16: Quality Homes The Towns and Villages Objective of LDP Strategic Policy 1 (Spatial Strategy) states that within the General Urban Area, proposals for residential development will accord with the development plan, in principle, and applications will be assessed against the policies of the LDP. Furthermore, the Council will support, in principle, development proposals within North Ayrshire's towns and villages that provide the right new homes in the right places. LDP Policy 1 states that, in principle, the Council will support and promote residential development of the 51 effective housing supply sites shown in Schedules 2a and 2b of the LDP. The Council will also support, in principle, and promote residential development of the 27 long-term housing sites shown in schedule 3.
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NPF4 Policy 16 seeks to encourage, promote and facilitate the delivery of more high quality, affordable and sustainable homes, in the right locations, providing choice across tenures that meet the diverse housing needs of people and communities across Scotland. Policy 16 states that development proposals for new homes on land allocated for housing in LDPs will be supported. Development proposals for new homes on land not allocated for housing in the LDP are also supported where: i. The proposal is supported by an agreed timescale for build-out; and ii. The proposal is otherwise consistent with the plan spatial strategy and other relevant policies including local living and 20-minute neighbourhoods; and the proposal is for smaller scale opportunities within an existing settlement boundary. In this case, the application site is not specifically allocated for housing in the current LDP, although was identified as a housing opportunity site in the Garnock Valley Local Plan of 2000. As noted above, the site is located within the General Urban Area of Beith within which proposals for residential development accord in principle with the development plan. Therefore, it is considered that the proposal is consistent with the plan spatial strategy as specified in NPF4 Policy 16. NPF4 Policy 15 (Local living and 20 minute neighbourhoods) is considered fully below. However, in short, it is considered the proposed development is consistent with this policy. The site is located within a short walking/cycling distance from Beith Town Centre and other facilities and amenities in the locality. In terms of an agreed timescale for build-out, the applicant has stated that they are committed to delivering housing development on the application site as soon as possible, and with a view to the houses being built and occupied within approximately 2-3 years of securing planning permission. Finally, it is considered that the proposed development constitutes a smaller scale opportunity for within the settlement boundary of Beith. NPF4 Policy 16 also supports development proposals for new homes that improve affordability and choice by being adaptable to changing and diverse needs, and which address identified gaps in provision. In this case, the original submission was for 44 no. detached houses with either 4 or 5 bedrooms. The applicant was asked to include smaller terraced and/or semi-detached units to widen the scope of the development and to cater to a wider variety of households. Accordingly, 6 no. semi-detached units were introduced to the site layout in replace of 6 no. detached units. In summary, taking the above observations into account, the proposed development accords with the relevant housing policies of the development plan. LDP Strategic Policy 2: Placemaking and NPF4 Policy 14: Design, quality and place The stated purpose of Strategic Policy 2 on Placemaking is to ensure "all development contributes to making quality places." The policy also seeks to "safeguard, and where possible enhances environmental quality through the avoidance of adverse environmental or amenity impacts." Similarly, the policy intent of NPF4 Policy 14 (Design, quality and place) is to encourage, promote and facilitate well designed development that makes successful places by taking a design-led approach and applying the Place Principle. The proposed development would provide a variety of house types (7 in total) with a mix of detached and semi-detached homes. As noted above, the applicant introduced 6 no. semi-detached houses at the request of the case officer to increase the variety. All houses
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would have 2 storeys with either gabled or hipped roof profiles and consistent material finishes throughout the development. There are a wide range of building types in the surrounding area. Along Glebe Road to the south of the site, there are a range of residential properties including gabled and hipped bungalows, a large two storey detached house, and the category B listed building at 1 Glebe Road (The Old Manse). Beith Primary School, a modern building, is located to the east of the site. To the north is a bowling green plus residential properties on Boghead of varying designs. Eglinton Street (B7049) is to the west with a convenience store and residential properties backing onto the application site. It is considered that the proposed housing draws upon the range of house types and other buildings within the immediate area with a mix of gable and hipped roof designs and neutral material finishes. The development would primarily consist of a single road loop with all the proposed housing facing onto the internal road layout, creating an attractive and enclosed streetscape for residents and visitors. Housing would also face onto Glebe Road. The proposed layout would also provide a strong sense of security and support the prioritisation of women's safety, considering the benefits of natural surveillance for the proposed streets, paths, and open spaces. The site would be well connected with a new vehicular access and path connection to the publicly adopted Glebe Road to the south. An existing pedestrian connection to the north (Boghead) would also be retained and improved allowing for a more direct route from the site to Beith town centre. In terms of the natural landscape of the site, the ground level rises towards the east to form a steep banking along the eastern boundary that is topped with a belt of mature trees. There are other groups of mature trees located around the perimeter of the site. An informal path has been formed over the hill along the eastern boundary. The development would primarily avoid this natural feature. However, at the request of the case officer, the applicant agreed to ensure access to the route along the banking from both the north and south ends of the site are retained for the enjoyment of both future residents and other users of the site. Furthermore, the retention of further trees and open space was agreed (see analysis of biodiversity policies below). Finally, the proposed housing would provide both internal and external spaces that could be adapted to suit the needs of future residents. Each house would have associated front and rear garden areas with off street parking and detached garages for certain house types. The proposed layout would not give rise to any overlooking or overshadowing between the houses and there is adequate distance between the proposed housing and existing dwellings to avoid any detriment to existing residents in the area. In summary, it is considered that the siting and design of the proposed development accords with the LDP Strategic Policy 2 and NPF4 Policy 14 and would make a successful and quality place for residents and visitors to the site. LDP Policy 16 (Protection of our Designated Sites), LDP Policy 18 (Forestry, Woodland, Trees and Hedgerows), NPF4 Policy 3 (Biodiversity), NPF4 Policy 4 (Natural places), and NPF4 Policy 6 (Forestry, woodland and trees) In terms of LDP Policy 16, the site is not subject to any environmental designations of local or national importance. However, the relevant NPF4 policies (noted above) place a greater importance on the conservation, restoration, and enhancement of biodiversity and natural features. Section a) of NPF4 Policy 3 (Biodiversity) states that:
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• Development proposals will contribute to the enhancement of biodiversity, including where relevant, restoring degraded habitats and building and strengthening nature networks and the connections between them. Proposals should also integrate nature-based solutions, where possible. Furthermore, section c) states that • Proposals for local development will include appropriate measures to conserve, restore and enhance biodiversity, in accordance with national and local guidance. Measures should be proportionate to the nature and scale of development. Similarly, NPF4 Policy 4 (Natural places) does not support development proposals which by virtue of type, location or scale will have an unacceptable impact on the natural environment. Furthermore, development proposals that are likely to have an adverse effect on species protected by legislation will only be supported where the proposal meets the relevant statutory tests. If there is reasonable evidence to suggest that a protected species is present on a site or may be affected by a proposed development, steps must be taken to establish its presence. The level of protection required by legislation must be factored into the planning and design of development, and potential impacts must be fully considered prior to the determination of any application. As noted earlier, there are trees present both within and around the perimeter of the site. NPF4 Policy 6 (Foresty, woodland and trees) seeks to protect and expand forests, woodland and trees. In support of the application, a Preliminarily Ecological Appraisal (PEA) prepared by Wild Surveys Ltd and dated 12th July 2024 was submitted. The PEA reports that the site consists of mainly semi-improved grassland (good condition) and individual mature trees (good condition) with some dense bramble scrub and a non-native hedge which are excluded from condition assessment. Grassland, hedgerow and mature trees may be directly impacted by the proposed development. The site may support bats, red squirrel, pine marten, reptiles, badger and birds. However, no field signs of protected species were present within the site. Mature trees within the site may support roosting bats and require further inspection. Habitats of higher ecological value include unmanaged grassland and mature trees, some of which are veteran trees, which provide opportunities for biodiversity. The site is also connected to further woodlands to the west, south and north. A line of trees on the eastern boundary, and a hedgerow on the northern boundary, may provide flightpaths for bats, connecting the site with further woodlands to the south and west. The site contributes to a CSGN woodland hotspot and a Primary Opportunity Area for connecting existing woodland patches adjacent to the southwest corner of the site is noted within the CSGN. A range of recommendations and measures to protect habitat and species both prior to and during construction are made within the PEA. It is recommended that tree removal be limited, especially of those with roost features that may support bats. Vegetation removal should be avoided during the nesting bird season (March to September). A condition could be attached to any consent granted to ensure the developer implements the recommendations made in the PEA.
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In terms of bats, the PEA also recommended that a further survey for protected species should be carried out to inform planning permission. Accordingly, an Aerial Tree Survey was undertaken in November 2024 and the subsequent report submitted in February 2025. No field signs of bats were found in any of the trees during the survey. However, the report makes a range of further recommendations to check for and protect bats prior to and during works on site. These include the following: • Four trees categorised as PRF-I (only suitable for individual bats or very small number of bats) should be subject to a pre-works check, by a licensed ecologist, to check for the presence/absence of bats due to the high mobility of the species. • Four trees categorised as PRF-M (suitable for multiple bats) should be subject to a bat activity survey consisting of three dusk emergence surveys, during the active season. Depending on the results of the survey, further survey work or a license may be required. • All contractors are given a Tool Box Talk, made aware of bats and what to do if bats or field signs of bats are encountered. • Works should avoid the bird nesting season (March to September). If this is not possible, a nesting bird survey should be undertaken within 48 hours prior to work taking place. The recommendations made in the survey report could be secured through a condition of planning permission, if the application is granted. A Tree Survey Report prepared Julian A Morris and dated June 2024 was also submitted in support of the application. The survey did not identify the presence of individual veteran or ancient trees on or around the site. The survey makes observation on all trees within the site regarding their condition and grading. Originally, 20 trees are identified in the Tree Survey to be removed. However, at the request of the case officer, the applicant agreed to retain 4 of these trees located near the pedestrian access to the site from Boghead. A further tree along the northern boundary would also be retained. Therefore, 15 trees are now proposed to be removed. It is noted from the tree report that 4 of the trees to be removed are in "poor" or "poor to fair" condition and are graded U (unsuitable for retention). It is therefore accepted that these trees be removed. The condition of the remaining 11 trees to be removed range from "poor" to "fair to good" and are graded from A to C. These trees are primarily located at the northern corner of the site (housing) and at the south of the site (where the proposed SuDS basin is proposed). The extent of proposed tree removal is considered acceptable. Most trees within the site would be retained, including the prominent belt of trees along the eastern boundary of the site in addition to groups of trees located along the southern and western boundaries. As noted above, the small group of trees located adjacent to the pedestrian access from Boghead would no longer be removed and would be retained. The applicant is also proposing compensatory tree planting throughout the development. The TPO located to the south-west of the site would be unaffected by the proposed development. In addition to the proposed compensatory planting throughout the development, several other biodiversity enhancements are proposed. The applicant has highlighted several areas within the application site as construction free zones, particularly around the edges of the site. Bat and bird boxes are proposed within the groups of trees around the perimeter of the
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site. The submitted Planning Statement also states that a swift or bird nesting brick would be incorporated into every new home built to have a positive impact on wildlife. LDP Policy 22 (Water Environment Quality) and Policy 23 (Flood Risk Management) and NPF4 Policy 22 (Flood risk and water management) Policy 22 of the LDP states that development will be required to ensure no unacceptable adverse impact on the water environment. Related to this issue is Policy 23 of the LDP which deals with flood risk management and states that generally development should avoid locations of flood risk and should not lead to significant increase in flood risk elsewhere. The policy intent of NPF4 Policy 22 (Flood risk and water management) is to strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. As noted earlier, the site is not shown to be at risk of river or coastal flooding based on the SEPA Future Flood Maps. However, some surface water flooding risk is identified. Section c) of NPF4 Policy 22 states that development proposals will: i. not increase the risk of surface water flooding to others, or itself be at risk. ii. manage all rain and surface water through sustainable urban drainage systems (SUDS), which should form part of and integrate with proposed and existing blue-green infrastructure. All proposals should presume no surface water connection to the combined sewer. iii. seek to minimise the area of impermeable surface. NAC Flooding was consulted on the proposed drainage proposals. There were concerns about the drainage proposals because the proposed surface water sewer that would serve the site would discharge to a private drain. As part of the revised drainage scheme, the applicant proposes to construct an off-site surface water sewer that would extend all the way to the open channel of the Mains Burn on the edge of the built-up area. NAC Flooding has no objection to the proposed sewer location in flood risk management terms. It is noted that the sewer should be designed to Scottish Water standards and put forward for Scottish Water vesting in order to secure the sewer's future maintenance and performance. LDP Policy 27 (Sustainable Transport and Active Travel) and NPF4 Policy 13 (Sustainable Transport) The policy intent of NPF4 Policy 13 is to encourage, promote and facilitate developments that prioritise walking, wheeling, cycling and public transport for everyday travel and reduce the need to travel unsustainably. The site is located centrally within Beith, close to the town centre and beside the primary school. As such, it is suitably located in terms of walking, wheeling, cycling, and public transport for nearby facilities. Path connections would run throughout the site and would connect into the existing adopted footway and footpath network on Glebe Road to the south. There is existing pedestrian connection to the north of the site to Boghead that would also be retained and improved. In terms of public transport, there are bus stops nearby on Eglinton Street (B7049). The nearest train station
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(Glengarnock) is a 45-minute walk, 15-minute cycle or 5-minute drive from the site. There are cycle parking facilities at Glengarnock Station, as well as car parking. The submitted Planning Statement states that all houses would benefit from electric vehicle charging infrastructure, further supporting sustainability and the transition to less carbon reliant car travel. NPF4 Policy 15 (Local living and 20 minute neighbourhoods) Policy 15 states that development proposals will contribute to local living including, where relevant, 20 minute neighbourhoods. To establish this, consideration will be given to existing settlement pattern, and the level and quality of interconnectivity of the proposed development with the surrounding area, including local access to: • sustainable modes of transport including local public transport and safe, high quality walking, wheeling and cycling networks; • employment; • shopping; • health and social care facilities; • childcare, schools and lifelong learning opportunities; • playgrounds and informal play opportunities, parks, green streets and spaces, community gardens, opportunities for food growth and allotments, sport and recreation facilities; • publicly accessible toilets; • affordable and accessible housing options, ability to age in place and housing diversity. As noted above, the site is well connected for a variety of sustainable transport modes. It is located close to Beith town centre providing opportunities for employment and shopping. Beith Health Centre is also a short walk (approx. 13 minutes) or cycle (4 minutes) from the application site. Beith Primary School is located immediately adjacent to the site on Glebe Road to the east. There is a bowling club immediately adjacent to the site to the north and Bellsdale Park is a short walk/cycle to the site which provides sports and recreation facilities. The recently redeveloped skate park, zip wire, and outdoor gym facilities at Orr's Trust Public Park is also a short walk/cycle from the site. As noted earlier, at the request of the case officer, the applicant agreed to introduce smaller semi-detached units into the proposed layout to improve the variety of house types for future residents. NPF4 Policy 19 (Heating and cooling) Policy 19 supports development proposals for buildings that will be occupied by people where they are designed to promote sustainable temperature management, for example by prioritising natural or passive solutions such as siting, orientations, and materials. The submitted Planning Statement indicates that all the proposed houses would benefit from measures which facilitate sustainable temperature management, so far as is practicable the houses are sited and orientated to benefit from natural light and heat and incorporate the use of sustainable materials.
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There are no other material considerations. In conclusion, it is considered the proposed development would accord with the development plan. Therefore, it is recommended that planning permission is granted, subject to the conditions noted below. 4. Full Recommendation Approved subject to Conditions Reasons for Decision Condition 1. That the development hereby approved shall be implemented in accordance with the submitted plans, drawings and recommendations contained in the application (inclusive of all associated supporting documentation) unless otherwise indicated below, all to the satisfaction of North Ayrshire Council as Planning Authority. Reason To secure the implementation of the development in accordance with the supporting information. Condition 2. That prior to the commencement of the development hereby approved, the developer shall provide full details of the proposed finishing materials to be used for the written approval of North Ayrshire Council as Planning Authority. Thereafter, the development shall progress in accordance with such details as may be approved. Reason To ensure that the finishing materials are high quality and attractive; in the interest of the visual amenity of the area. Condition 3. That no development shall take place until the applicant has secured the implementation of a programme of archaeological works in accordance with a written scheme of investigation to be submitted by the applicant, agreed by the West of Scotland Archaeology Service, and approved by North Ayrshire Council as Planning Authority. Thereafter, the applicant shall ensure that the programme of archaeological works is fully implemented and that all recording and recovery of archaeological resources within the development site is undertaken to the satisfaction of the Planning Authority in agreement with the West of Scotland Archaeology Service. Reason To ensure any archaeological remains below the ground are investigated and recorded/recovered before the development commences. Condition 4. That prior to the commencement of the development hereby approved, the applicant shall undertake a further site investigation and risk assessment of the site as recommended within Section 9 Conclusions of the desk study by DRM June 2024 C13011/NL/NJH. Remediation proposals shall also be presented in relation to any significant findings. All
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documentation shall be verified by a suitably qualified Environmental Consultant and submitted to the satisfaction of North Ayrshire Council as Planning Authority. Reason In the interests of environmental protection prior to and during the construction phase. Condition 5. That, if there is a requirement to re-use site won material and/or to import material then the assessment criteria and sampling frequency that would adequately demonstrate its suitability for use shall be submitted to and approved by the Planning Authority prior to any material being used. In addition to this and in accordance with BS3882:2015 and BS8601:2013, material to be used in the top 300mm shall also be free from metals, plastic, wood, glass, tarmac, paper and odours. On completion of the works and at a time and or phasing agreed by the Planning Authority, the developer shall submit a verification report containing details of the source of the material and appropriate test results to demonstrate its suitability for use. Reason In the interests of environmental protection during the construction phase. Condition 6. That prior to the commencement of the development hereby approved, the applicant shall submit a Construction Environmental Management Plan, inclusive of dust management and construction traffic management, to the satisfaction of North Ayrshire Council as Planning Authority. Reason In the interests of environmental protection during the construction phase. Condition 7. That prior to the commencement of the development hereby approved, the developer shall provide comprehensive details of the proposed speed reduction measures on Glebe Road for the written approval of North Ayrshire Council as Planning Authority in consultation with the Roads Authority. Thereafter, the speed reduction measures as may be approved shall be installed prior to the occupation of the development unless otherwise agreed in writing by North Ayrshire Council as planning authority. Reason In the interest of road safety. Condition 8. That all planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting season and seeding seasons following the occupation of the dwellings or the completion of the development, whichever is the sooner. Any trees or plants which, within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species until established, unless North Ayrshire Council as Planning Authority gives written consent to any variation. Reason
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To ensure that the approved landscaping is carried out and maintained, in the interest of amenity. Condition 9. That the development hereby approved shall be implemented in accordance with the recommendations of the Preliminary Ecological Appraisal by Wild Surveys Ltd dated July 2024 and the Aerial Tree Survey by Wild Surveys Ltd dated February 2025 to the satisfaction of North Ayrshire Council as Planning Authority. Reason In the interests of environmental protection. Condition 10. That at least 176 no. swift nest bricks (4 no. per property, avoiding the south elevation) shall be installed into residential development, as hereby approved. Thereafter, the swift next boxes shall be maintained to the satisfaction of North Ayrshire Council, as Planning Authority. Reason In the interest of swift bird populations and protecting and enhancing the biodiversity of the site. Allan Finlayson Chief Planning Officer For further information please contact Mr Joe Thompson Planning Officer on 01294 324313.
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Appendix 1 – Location Plan DO NOT SCALE Reproduced from the Ordnance Survey mapping with the permission of the Controller of His Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. North Ayrshire Council Licence Number AC0000825715.